Beginning January 1, 2026, most California landlords must provide a working stove and refrigerator in every rental unit covered by Assembly Bill 628.
This is a major shift from past practice in many Southern California cities where “bring your own fridge” was still common. The new law ties appliance requirements directly to California’s habitability standards and expands what qualifies as a tenantable rental unit.
This guide explains what the law requires, which properties are exempt, how it connects to California Civil Code §1941.1, and how to prepare your portfolio before the deadline.
Assembly Bill 628 requires landlords to install and maintain a functioning stove and refrigerator in most residential rental units beginning with leases that are entered into, renewed, or amended on or after January 1, 2026.
Required appliances
Working refrigerator
Working stove or range
Both must be safe, in good working order, and free of recalls or known defects
Applies to
Apartments
Single-family rentals
Small multifamily
Most residential lease types
Exempt
Housing with shared kitchens
Permanent supportive housing
Certain senior and assisted living facilities
If a unit does not include a functioning stove and refrigerator, it can be treated as uninhabitable under California law.
California Civil Code §1941.1 outlines the minimum features a rental unit must have to be considered “tenantable,” including adequate plumbing, heating, weather protection, and hot water.
AB 628 expands the application of habitability by adding appliances to the basic habitability standard for covered leases, effective in 2026.
In simple terms, a refrigerator and stove are no longer optional. For most landlords, they become part of the minimum habitability requirement beginning with new or renewed leases.
| Timeframe | Appliances required by law | Common owner practice | Compliance risk |
|---|---|---|---|
|
Before Jan 1, 2026 (existing leases) |
No statewide requirement. Local rules vary. | Many SoCal units did not include refrigerators. | Lower risk if other habitability standards are met. |
|
Before Jan 1, 2026 (new leases) |
No statewide requirement. | Some owners already supplied appliances for leasing advantage. | Moderate risk depending on tenant expectations. |
|
Leases entered, renewed, or amended on or after Jan 1, 2026 |
A working stove and refrigerator are required under AB 628. | Standardization across portfolios is becoming best practice. | High risk. Missing or broken appliances may render a unit legally uninhabitable. |
The “bring your own fridge” tradition created inconsistency, unexpected move-in costs, and disputes between tenants and landlords.
Lawmakers and tenant advocates argued that a refrigerator and stove are essential household fixtures, similar to heat and hot water. The state formally agrees with that position through AB 628. The goal is to modernize habitability standards and create clarity across all rental markets.
It is best to get ahead now. The most successful operators are using 2025 unit turns to phase in new appliances and update lease templates.
Here is the most efficient system to prepare.
Create a full inventory of stoves and refrigerators.
Record brand, model, serial number, age, and condition.
Take date-stamped photos.
Note missing or non-functional units.
Enter this data into your property management system.
Select one refrigerator model and one stove model for each property class.
Standardization reduces maintenance complexity.
Bulk purchasing often lowers cost and protects against 2026 price spikes.
Add an appliance addendum listing provided appliances.
Include serial numbers, maintenance responsibilities, and photo documentation.
Add the tenant acknowledgment form if a tenant provides their own refrigerator.
Leasing agents should explain the 2026 requirement during showings.
Maintenance teams should document appliance condition during inspections.
Office staff should store invoices, warranties, and appliance logs.
Coastline Equity recommends using every 2025 turnover to install standard appliances and test vendor processes before the statewide requirement begins.
These are the estimated 2025 average price ranges in California.
| Appliance | Entry Level | Midrange | Premium |
|---|---|---|---|
|
Refrigerator (18 cu. ft.) |
$650 to $850 | $900 to $1,100 | $1,200 to $1,500 |
|
Range (30 inch) |
$550 to $800 | $850 to $1,100 | $1,200 to $1,700 |
| Delivery and installation | $95 to $195 | ||
| Extended warranty | $60 to $120 per appliance per year |
Smart operators are locking in pricing early, negotiating bulk orders, and standardizing models across their portfolios to avoid 2026 supply chain volatility.
Use this checklist to prepare your portfolio for the 2026 requirements and align with California habitability standards.
Refrigerator installed and tested
Stove installed and tested
Serial numbers recorded
Date-stamped photos saved
Inventory updated in your property management system
Receipts, warranties, and invoices stored
No recalled or unsafe appliances installed
Maintenance logs created
Appliance addendum added
Tenant acknowledgment form for tenant-supplied refrigerators
Lease template aligned with AB 628 requirements
Leasing agents briefed on new requirements
Maintenance staff trained on documentation
Office staff trained on habitability compliance
No. The requirement only applies to leases entered into, renewed, or amended on or after January 1, 2026.
Yes. Both parties must agree in writing and use the correct acknowledgment form. The tenant is then responsible for their refrigerator.
No. Only a refrigerator and stove are required under AB 628.
The landlord must repair or replace it promptly, similar to any other essential housing system.
Yes. Most standard residential rentals are covered unless they fall into an exempt category.
Civil Code §1941.1 outlines the basic habitability standards. AB 628 works alongside it by adding an appliance requirement for covered leases beginning in 2026.
Rent increases depend on local rent control rules. You may be able to reflect improved amenities in your pricing if the property is not restricted by local ordinance.